5 Things Needed to Use Transactional Funding In Florida

Use Transactional Funding – What You Need to Know

I get at least a phone call a day asking how transactional funding works. I also get asked what is needed to borrow money for a double closing. Transactional funders loan 100% of the funds to purchase a property. It’s critical that an investor lines up a funding source well in advance of his or her closing. Transactional funding ideally takes place on the same day. At most, it takes place within a couple of days of the first leg of a double closing.

A double closing consists first of an investor “purchasing” a property from a seller. This investor will then as quickly as possible resell it to an end-buyer. The end-buyer may rehab it, resell it again or keep it for a rental. The two transactions are designated as the A – B leg and the B – C leg. The letter designations imply that A = original seller, B = investor first as a buyer and then as a seller and C = the end-buyer in this transaction.

This process seems simple enough until all the parties get closer and closer to the closing table. Things can go wrong. Examples of problems are title issues that have to be resolved or accepted by the buyer, buyers or sellers changing their minds and funding problems for the end-buyer. These are some of the reasons that careful planning of an investor’s funding source is critical.

Typically title issues that can’t be resolved before the A – B closing will stop most transactional funders from lending the A – B funds. However, if the end-buyer is willing to accept the known title deficiencies and sign a Hold Harmless Agreement at the B – C closing, most lenders will fund the A – B leg.

So, what is needed from an investor to request transactional funding from a lender? The following items can’t usually be provided all at once. However, they will be available before the actual closings. This list likely varies from lender to lender but here is the minimal expectation that an investor should have:

Contact information for the investor borrower

Signed contract from the original seller (“A”)

Signed contract with the end-buyer (“C”)

Contact information for the closing agent or closing agents if more than one is involved

Preliminary and Final HUD closing statements for both legs of the transaction

Both transactions should only be done with wired funds to avoid fraud. Cashiers’ checks and money orders are too easily counterfeited. The transactional funder will wire his funds to the closing agent’s escrow account the day before or the day of the closing. The end-buyer should wire in his funds in 24 – 48 hours in advance of the B – C closing. Only when the end-buyer’s funds are “cleared” and in the escrow account should the two closings take place.

If there is a delay between the closings that doesn’t allow for them to close on the same day, you no longer have a transactional funding situation. This situation is called an extended transactional funding. It can also turn into a hard money loan depending on the lender. This situation puts the lender in a higher risk position. It is why borrowers pay more money for these types of transactional funding closings.

Start looking for a transactional funding source that has reasonable rates. They should not charge additional junk fees such as a membership, document preparation or inspection fee. It is also important to interview your potential lender so you are confident he will send the money when needed. If he has any last minute reservations your deal could be lost. So always keep the lender informed about what’s happening with your end-buyer and original seller coming to closing timely.

In summary, your transactional funder is providing all the money for a transaction so you can make a profit with no monetary investment. This is wonderful for you. However, he has 100% of the money at risk in the transaction. If you have done your research properly, your funder receives only a modest funding fee if all goes well. Keep this risk reward situation in mind if he seemingly wants more and more information about the people involved in the transactions.

To your limitless success,

Dave Dinkel

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About The Author

Dave Dinkel graduated from the University of Florida in 1968 with a BS in Chemical Engineering. He initially worked for a petrochemical research and development company in Illinois. Later he entered the financial arena as a stock and commodity broker with Merrill Lynch.While a stock broker he became a Certified Financial Planner and later started his own brokerage firms and stayed in the financial services industry for 22 years before retiring to pursue his love of real estate investing. After retirement, and because of his interest in business start-ups, he worked with a small company for a few years while driving their sales from under $12,000,000 to over $150,000,000 annually before going back to full-time real estate investing.Dave Dinkel has been a national platform speaker, contributor to local real estate clubs, mentor and consultant to numerous real estate investors and all the while running his own real estate business. Mr. Dinkel received the following degrees or designations: BSChE, FINOP, CFP, MSRP, RSP, RR, ROP, SROP, MGA, GA, Certified Estate Planner, Licensed Mortgage Broker, and Licensed Insurance Agent. He is often referred to as the “Teacher of Teachers” and his Mentoring continues to produce Students who go on to be national real estate "Gurus". .He has been a real estate investor since 1975 and recently received the first-ever Lifetime Achievement Award for Contribution to the Real Estate Investing Community. While being active in real estate investing for over 40 years, he and his wife Nancy have been married for over 52 years. He is most well known for the development of his Mentoring Program that has been called, "The Best Mentoring Program in the Country" which he continues today.In addition to his Mentoring Program, he started a full-service transactional funding Program so that new investors had the ability to do deals with no money of their own. He challenged the funding industry by making borrowing money very simple with his "One Point Funding Program" which has revolutionized the transactional funding industry and made millions of dollars available to investors who otherwise could not have afforded it. Currently his transactional funding is only available in Florida.Get more information about his real estate investing mentor program at http://www.DaveDinkel.com